2317 Highland St · Detroit, MI 48206

$89,500

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 26 Days on market

Built 1923 7,841 sqft lot $74/sqft · 158% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Leased at $1,100 a month till December 2026! Welcome to this charming 3-bedroom, 1-bath Colonial, ready for its new owner! Step inside to a bright and inviting living space with plenty of natural light, flowing seamlessly into the dining area, perfect for family meals or entertaining. The kitchen offers ample cabinet storage and workspace, making meal prep easy and functional. Upstairs, you’ll find three comfortable bedrooms and a full bath, each providing a cozy retreat. The home also features a full basement with plenty of storage potential or room to create a bonus area. Outside, enjoy a spacious yard that’s ideal for gardening, gatherings, or simply relaxing. With public wat

Key facts

• 7,841 sq ft lot
• Built 1923
• Listed 26 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.18 acres (50 x 75)

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling; No central air conditioning
• Interior features: Fireplace in the living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 10.1% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,157 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $34,745
• List price: $89,500
• Delta: 157.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2268 Highland St	0.05mi	3/1.0	1,163 (-4%)	0mo	$10,000	$9	90
2291 Tuxedo St	0.28mi	3/1.5	1,197 (-2%)	4mo	$35,000	$29	79
2401 Cortland St	0.09mi	3/1.0	1,176 (-3%)	15mo	$18,000	$15	78
2509 Richton St	0.21mi	3/1.0	1,114 (-8%)	2mo	$15,000	$13	75
2474 Sturtevant St	0.16mi	3/1.0	1,092 (-10%)	4mo	$28,000	$26	72
1689 Tyler St	0.45mi	3/1.5	1,260 (+4%)	6mo	$77,300	$61	66
2420 Monterey St	0.17mi	3/1.0	1,080 (-11%)	14mo	$48,000	$44	62
13141 Montville Pl	0.33mi	4/2.0 (+1)	1,296 (+7%)	15mo	$29,900	$23	52
2674 Glynn Ct	0.71mi	3/1.0	1,248 (+3%)	15mo	$55,000	$44	50
1568 Highland St	0.43mi	4/2.0 (+1)	1,344 (+10%)	6mo	$65,000	$48	48
371 Highland St	0.55mi	4/1.0 (+1)	1,128 (-7%)	14mo	$55,000	$49	46
2476 Ford St	0.72mi	3/1.0	1,344 (+10%)	12mo	$46,500	$35	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.68×
• Total profit: $17,142
• Equity at exit: $13,345

10-year hold

• IRR: 26.6%
• Equity multiple: 3.57×
• Total profit: $64,402
• Equity at exit: $7,738

Cash invested: $25,060 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$469
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $451

Break-even live

Break-even rent $717

Max offer price $89,500

Occupancy floor 60%

Sensitivity live

Price	-10% $502	-5% $477	+0% $451	+5% $426	+10% $401
Rent	-10% $349	-5% $400	+0% $451	+5% $502	+10% $553
Rate	-1.0pp $496	-0.5pp $474	base $451	+0.5pp $428	+1.0pp $404

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	17d	1	0.06mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.21mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	25d	1	0.31mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.34mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	0.38mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	0.55mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	6d	1	0.56mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	21d	1	0.56mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	11d	1	0.58mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	44d	1	0.61mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	16d	1	0.63mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	44d	1	0.64mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	44d	1	0.64mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	0.69mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	0.72mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.76mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	13d	1	0.78mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	25d	1	0.80mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	0.80mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	0.84mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	0.85mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.88mi
1251 Glynn Ct Detroit, MI	2.0	1.0	705	$1,288	$1.83	3d	2	0.88mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	0.92mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.95mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.99mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	1.02mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	5d	1	1.03mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	44d	1	1.03mi
127 W Buena Vista St Unit 129 Highland Park, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.03mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.08mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	1.10mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	1.10mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.11mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.12mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	11d	1	1.13mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	1.13mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	1.15mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	1.18mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.23mi

Listing history 28 events

1. 2026-06-01
   days on market $89,500 Active 26 DOM
2. 2026-05-31
   days on market $89,500 Active 25 DOM
3. 2026-05-06
   listed $89,500 Active 930-char remark
4. 2026-05-06
   listed $89,500 Active 908-char remark
5. 2025-11-18
   historical
6. 2025-11-18
   historical
7. 2025-11-11
   price $45,000
8. 2025-11-10
   price $45,000
9. 2025-11-09
   historical $1,100
10. 2025-10-31
    price $50,000
11. 2025-10-30
    price $50,000
12. 2025-10-25
    listed $1,100
13. 2025-10-23
    price $65,000
14. 2025-10-22
    price $65,000
15. 2025-09-26
    price $67,450
16. 2025-09-26
    price $67,450
17. 2025-09-19
    listed $67,500 Active
18. 2025-09-19
    listed $67,500 Active
19. 2015-11-01
    historical
20. 2015-10-31
    historical
21. 2015-08-02
    status Active
22. 2015-07-17
    historical
23. 2014-11-03
    listed $2,000 Active
24. 2014-11-03
    listed $2,000
25. 2014-03-01
    historical
26. 2014-03-01
    historical
27. 2013-08-14
    listed $2,000
28. 2013-08-14
    listed $2,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $722 · $60/mo
• Projected year-2 tax: $1,050 · $88/mo
• Expected delta: +$328/yr (+$27/mo · 45.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,465
• − Mortgage interest: −$5,013
• − Property taxes: −$722
• − Insurance: −$448
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,604
• Taxable income: $4,204
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $4,406/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+4375.0% since first listed

27 events — show timeline

• 2026-06-02 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Listed $89,500 REALCOMP
• 2026-05-06 Listed $89,500 MiRealSource-MiMLS
• 2025-11-18 Listing Removed — MiRealSource-MiMLS
• 2025-11-18 Listing Removed — REALCOMP
• 2025-11-11 Price Changed $45,000 MiRealSource-MiMLS
• 2025-11-10 Price Changed $45,000 REALCOMP
• 2025-11-09 Rental Removed $1,100 PROPERTYWARE
• 2025-10-31 Price Changed $50,000 MiRealSource-MiMLS
• 2025-10-30 Price Changed $50,000 REALCOMP
• 2025-10-25 Listed for Rent $1,100 PROPERTYWARE
• 2025-10-23 Price Changed $65,000 MiRealSource-MiMLS
• 2025-10-22 Price Changed $65,000 REALCOMP
• 2025-09-26 Price Changed $67,450 MiRealSource-MiMLS
• 2025-09-26 Price Changed $67,450 REALCOMP
• 2025-09-19 Listed $67,500 MiRealSource-MiMLS
• 2025-09-19 Listed $67,500 REALCOMP
• 2015-11-01 Listing Removed — REALCOMP
• 2015-10-31 Listing Removed — MiRealSource-MiMLS
• 2015-08-02 Relisted — REALCOMP
• 2015-07-17 Listing Removed — REALCOMP
• 2014-11-03 Listed $2,000 MiRealSource-MiMLS
• 2014-11-03 Listed $2,000 REALCOMP
• 2014-03-01 Listing Removed — MiRealSource-MiMLS
• 2014-03-01 Listing Removed — REALCOMP
• 2013-08-14 Listed $2,000 MiRealSource-MiMLS
• 2013-08-14 Listed $2,000 REALCOMP

Property tax history

-7.8%/yr

Latest (2025): $722 · +0.0% YoY. Source: county tax records.